Hartman Homes: Flip #4

Well, it’s that time again! The most exciting blog posts for me to write are the ones with before and after pictures of our flip projects. I call them “projects” because they’re just that. These houses are a hobby for us. We LOVE breathing new life into an old house and making it new and fresh again. Of course it’s a very expensive and labor intensive hobby, but it’s also quite lucrative when it’s all said and done. So with that in mind these projects are more of a financial investment than anything. It’s just fun for us; we enjoy it and we make money. Win/win situation!

Don’t let my scarce blog posts fool you. These flips aren’t finished overnight.  These are long, hard renovations. Right now we’re averaging about a 4 month timeline from demo day to staging day. There are moments in this process where we feel like the end is not in sight. But, then the day comes and we look around and there’s nothing else to add to our list of “to do’s”. And then as soon as that day approaches, I’m already starting to plan the design for the next one. 

The blog today is going to encompass the entire main living spaces that includes: living room, kitchen, dining room, foyer, and sunroom. For this house my initial inspiration was this: a clean, neutral slate with bold pops of color and pattern. This is tricky, you see. If that wasn’t executed perfectly the house could end up looking one of two extremes. It could end up feeling tacky and sporadic or it could be too far the other direction and feel boring and tasteless. At one point during the process I was nervous and was worried the kitchen was too simple with whites and blacks, but once it all came together and the bold pops of color joined in at the end, I was so relieved. In my opinion, it turned out perfect, but I’ll let you (and the buyers) be the judge. I’ll add paint colors and such at the end of the post in case anyone is interested. 

Now, the before pictures:

Kitchen and Dining

Foyer

Living Room



Sunroom

Now, on to the after pictures!!! Aka…the exciting part! šŸ˜¬šŸ˜¬šŸ˜¬

Kitchen and Dining After



If you look closely in the picture below you can see the texture on the leathered granite countertops. Such a neat, unexpected detail…


Foyer After

This space, friends, turned out so fabulous. Now, of course, if you’re a person who only likes whites and no color then I’m sure it’s not tickling your fancy. But, for me, since I love a little personality…I think it’s great! 

This is what you see on your left as soon as you walk in the front door.

And below is your view looking straight forward as you walk in the front door.

Living Room After


This tile around the fireplace….let me tell you….it’s even better in person, if that’s even possible! It’s so vintage and fun and …just perfect! 


Sunroom After

Well, how do you feel about my green ceiling in the sunroom?? I literally LOVE it!!  I feel like the ceiling is a place that often gets forgotten when design takes place, but it’s such a huge place to make an impact. 

Well, that’s all for now. This beauty goes on the market next Tuesday, so wish us luck! And, if you’re interested let us know and we can put you in touch with our realtor. The house is 2300 sq feet with 3 bedrooms and 2 bathrooms. Asking price is $187,500.

As always, thanks for reading!!

XOXO,

Megan

Details:

Wall color: Sherwin Williams Drift of Mist

Trim color: Sherwin Williams Dorian Gray

Kitchen cabinets and fireplace mantel: Sherwin Williams Alabaster

Sunroom ceiling:  Sherwin Williams Julep

Built-ins in foyer: Sherwin Williams Vegan

Floor tile in kitchen and sunroom: name is Blue Nile

Hardwood floor stain: Provincial 

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Flip House, Master Bath Reno, and 34 Weeks Pregnant…

We’ve got so much going on right now. Sometimes I think we’re a little bit wacko to tackle so much at one time…but alas, here we are! 

First off we’re elbow deep into our current flip house. It’s been 3 weeks since demo day and we’ve had stuff going on almost each day. We had the new HVAC system with a gas furnace installed last week. This week the new rooms started being framed, we had a new roof put on, and the painting started. I’ve pretty much finished all of the designing and shopping for this house already. All of the bathroom fixtures, lighting, tile, and paint has been purchased. I am SO stoked for this house to start taking shape. I decided to go with a creamy White for the walls (exact color is Sherwin William’s Drift of Mist) and a medium gray (Sherwin William’s Dorian Gray) for all of the trim and interior doors. This house had fabulous, thick old trim and I wanted it to be a highlighted feature in the design of this house. Here’s a sneak peek of these colors.

As soon as the kitchen cabinets are finished being painted (in Sherwin William’s Alabaster), we will select the granite so it can be installed. 

Once the bathrooms start coming together I’ll share details of those rooms. Here’s a hint, we’re creating an enormous master suite by turning the old den into the master bath!! Whoo, I can hardly wait! It’s going to be incredible! 

My goal is to have most of my design work completed for this house before our baby makes his appearance in the next several weeks. This will allow me to have some necessary time off from this project after he is born. 

The next project that we have going on is at our house. At this very moment our master bathroom is fully gutted and is about to receive a complete makeover. We’re also hoping to have this done before the baby comes, hopefully even in this next week. We’re rearranging the layout of the room, we’ve removed 2 closets and are adding a new walk in closet, adding all new tile, a new vanity, new shower, fresh paint, lighting, fixtures, etc. I’m SO excited! 

My vision for this bathroom was for it to be a good mixture of several styles and not feel too “trendy”. I want it to be classy enough to last for a long, long time. The goal of the design is for it to feel clean and fresh with a hint of a historical, Charleston feel, a hint of farmhouse, and a hint of industrial. But not too much of any of those. I want it to feel fresh and airy. I’ll share a few individual pictures of some of the items going into this bathroom. 

This gorgeous, classy tile is perfect! I knew it was the right one the moment I found it!! We will use it to cover the floor and the large soap box in the shower will be in this tile too!

This 72″ vanity is handmade from reclaimed wood and will have two above mount white, rectangle sinks on it.

These lights that we decided to use for above the vanity were the perfect mixture of industrial and farmhouse. We have three of these lights that will be to the left, middle, and right of the round, brass rimmed mirrors.


The tub/shower will be tiled in a large white subway tile with charcoal colored grout. The wall behind the toilet will also be tiled in this same subway tile. The rest of the walls are going to be painted in a bright, fresh…wait for it…green!! Yes, green! Imagine a creamy sage green, but a bit brighter. I’m so excited! Another feature I’m pretty excited about are these built in shelves next to the shower. They will look kinda like this.

One of the design staples that inspired this room came from a purchase we made during our recent trip to Charleston, SC. We love it there so much and wanted to incorporate some pieces from there into our new bathroom. I purchased two old prints (one of a painting of the battery and downtown area and one old map).  I framed them in antique brass frames and they will be hung above the toilet on the tile wall. Can you get a sense yet of the feeling I’m trying to achieve in here?! Ahh, I can feel it and can’t wait to see it all come together! 

Stay tuned for the before and after pictures as soon as this room is finished! I promise I’ll do a blog post. 

XOXO,

Megan

I kinda hate the term “Flipper”

If you’ve been reading my blog posts at all for the past couple years, then it’s no secret that my husband and I “flip” houses. So, why do I hate that term? I’m not for sure that there’s even an actual definition for the term “flip house”, but in the day and age of HGTV everybody has an idea of what it is.

It may be different in various places around the country, but around our area flippers are notorious for certain things. Cutting out anything nice wherever possible to save a penny, painting the walls in the boring builder grade beige color, using basic builder grade light fixtures, tub inserts, cheap laminate or vinyl flooring, etc etc etc are a few of the things that typically come to mind.

While searching for granite for the kitchen of our last flip project the owner of the granite yard said, “Oh this is a flip house? Let me show you the granite most flippers use. It’s the cheapest we have here.” It was the most hideous granite they had. I would have never used it in any of our homes. But hearing those words spoke volumes that didn’t even need an explanation. By purchasing that granite, those flippers could advertise “granite counters in kitchen” in their real estate listing. Most other “flippers” would tell us we were crazy for purchasing granite that cost more than the basic quartz selections cost. But you know why we did that? Its not all about money to us.

We have a serious passion for what we do. It’s not just about the paycheck on closing day. Renovating these homes and bringing them back to life brings us more satisfaction than just how much our profit is at the end of the project. When I start designing a flip house I pick a personality for it. Like, what kind of voice would this house have if it could talk? What kind of mood do I want to portray through this design? Each home is different. In reality, very few things are alike in any of them. Making these decisions gives me little butterflies of excitement. And seeing it all come together in the end? I can’t even describe how exciting that is.

We don’t flip houses as quickly as some people do. Why? Because we add character and personality in things that will make us absolutely no return on our investment. I don’t know of any other flippers (well besides Tarek and Christina) that would sink money and time into something that literally increases the value of the house by zero dollars, but simply makes the home more attractive and custom. We just spent $355.00 on 3 sets of custom order shutters because we had to have the perfect ones in the perfect color for this home and the basic ones just didn’t evoke the same feeling. The basic ones at Lowe’s would have only cost $126.00 for the same 3 sets. Will we make that two hundred dollar price difference back when we sale the house? Nope. Does it matter to us? Nope. Why? Because we want people to know that if they ever purchase a home from us, they are getting a home that has had as much love poured into it by us as if we lived in it ourselves. The amount of time I spend designing these homes is worth thousands of dollars in design fees had they simply hired Hartman Interiors, and they’re getting that totally included.

We have a dream of eventually having such a positive name in our community that people are actually waiting for us to finish a home so they can potentially purchase it for themselves. That will never happen if we do things the way that most “flippers” do. It’s certainly not that we think we are any better than other house flippers, we’re just different. We simply choose to pour a little more of our heart and soul into these projects, even against the advice of others. We want buyers and potentially clients one day, to know that when Hartman Homes finishes a house it will be unlike any other in the neighborhood.

So, we’ll continue using the term “flipper” because that let’s people have a general idea of what we do, but now you know that what we do is actually so much more than that.

A DIYer’s Guide to Updating Old Furniture

I picked up this little chest of drawers from a fella I met through Craigslist. Well, I technically met this dresser on Craigslist, knew I needed it in my life, and then met its owner when I picked it up. I purchased it for $50.00. Not too bad…more than I wanted to pay, but that was as low as he would go. 

Yesterday was it’s “rehab” day. I had refinished a different dresser on Saturday and was planning to make this one match it, since they were both going to be going in our bedroom. Here’s a picture of the first one I finished.  

 
Since I had just completed that one, I had leftover supplies to use on this one. Here is a before picture of my little chest of drawers.  

 Lots of potential, but currently unattractive… 
Here’s a step by step guide on how I transformed it—

1- Remove all the knobs and pulls. I used a drill to remove these, but you could use a simple screwdriver too, it would just take longer.

2- This next step is essential to refinishing any piece of furniture…sand it really well. This dresser had so much varnish on it that it needed a lot of sanding to get down to the wood. Even with using an electric sander my arms were sore the next morning. 

3-After sanding, thoroughly wipe off the furniture to remove all the dust the sanding created.

4-Apply your first coat of paint. I brushed this one in Sherwin Williams Dover White, although in the past I’ve rolled paint on and also used a paint sprayer too. So really it’s up to you on how you want to paint it. This next picture is kinda halfway through painting the first coat of paint on.

  
5- Let the first coat dry, and then paint a second coat of paint on. Let it dry again.

6- Here’s where you get to be creative and it gets fun. In the past I’ve often just sanded some paint off in certain areas to give a chippy, distressed look, but I wanted to try something different with this set of furniture. I purchased Valspar’s antiquing glaze, pictured below, and applied it with an old, hard bristled brush. The glaze is workable for 15 minutes, so I let it set for a bit and then rubbed it off with an old t-shirt. If I finished a spot and then decided it needed more I would just reapply and then wipe it off again.

7- Once that dries, make sure to seal it with something. If you forget this step, your beautiful paint job will be more likely to mess up once you start using it. I used Minwax’s spray Polycrylic Protective Finish, but there’s kinds you can brush on too. I sprayed two coats of this on and let it sit for about an hour.

  
    8- Put your knobs and pulls back on. Sometimes I will paint the knobs/pulls and sometimes I will replace them with different ones, but I simply reused most of the ones from this dresser because they had a lot of personality already. I did replace the top two knobs because they were pretty plain and boring. I had imagined using glass knobs, but then I looked around in my “spare knobs” container in the basement and discovered two from a previous job that I had leftover. They matched pretty great, so that ended up saving me some money!
The final product is something I’m pretty proud of! I think it has a weathered and worn, almost driftwood look to it. It’s not perfect, and that’s something that I like about it. It makes my heart happy!

   
   
Now I just need to fill it up and put it in its new home where I can admire it everyday! 

Thanks for reading! If you try these tips, let me know how your project turns out!! I’d love to know!

Oh, I almost forgot to tell you… follow me on Pinterest. I just set it up to where it is linked to my blog.  The board is called Hartman Interiors. The pictures there are all direct links to this blog!

XOXO,

Megan

Flip House Update: Kitchen and Dining

Yesterday afternoon I met with the marketing agent for our realtor to work on the video for our upcoming open house on August 7. They also wanted to film a feature on Hartman Interiors. How exciting is that?! I was a little nervous, but everything went fine. They videoed me while I talked about different features of the flip house and the design ideas that inspired the rooms. I also talked about some of the pieces that are for sale at the flip. I haven’t seen the video yet, so fingers crossed that I don’t look like a weirdo. šŸ˜‰

Today I finished writing prices on the tags, stamping them with my business stamp, and tying them on to all the pieces at the house. It’s starting to look like a showroom at a department store with every piece in the house labeled with a price/description. I actually already sold two pieces (a table and a lamp) and will have to replace them before the open house.  As a little side note…to my lifelong friend who stopped by while I was working on that today…thanks for stopping! It made my day to hear all the positive things you had to say. You’re so sweet!

Now on to the “update” part of this blog post. Let’s reminisce with a couple before pictures… 

   
Eeekkk…not attractive. I definitely had my work cut out for me in this room. White, white, white, and black. Bad combo in this situation. 

I deliberated for a very short amount of time on whether to keep the existing cabinets. The final result was a big NO. The layout just didn’t work. Having that mini peninsula coming right out to the fridge made the space seem very small. I decided to rearrange the layout of the kitchen, so on demo day this place was demolished down to the walls. The cabinets, lighting, countertops, appliances, sink and flooring were all torn out and eventually replaced. The new layout makes the kitchen flow much better now. 

My vision for this space was this: “farmhouse meets classic meets modern”.  I tend to be drawn towards the industrial, farmhouse look when decorating my own house.  So of course I wanted to incorporate some of that feeling, but I also wanted the space to be timeless and classic enough to appeal to the majority of potential homebuyers. 

I decided on solid oak cabinetry, but left a couple open spaces so that we could do open shelving in those spots. My granite choice is called White Cloud and it is the perfect blend of white, gray, and black. For the backsplash I did a white subway tile with a light gray grout color. The gray, “wood like” tile flooring is the same flooring that is in both bathrooms and the laundry/mudroom. The light fixtures I picked for this space are a stainless color and match the new sink and faucet. We also furnished new, stainless appliances (excluding a refrigerator).

 The chandelier in the dining room is my favorite one in the whole house. It is stunning! Believe it or not, that fixture is a Craigslist find! The dining room table is also a Craigslist find and is over 100 years old. I had originally planned on painting the table white, but when I learned the history of it I knew I couldn’t dare paint it. I did, however, reupholster the seats because they were in rough condition. To be so old, the table is in immaculate shape. As an antique lover myself…it’s dreamy!

And now, after all that talking…šŸ˜ here are the after pictures.  

    
    
    
   
As always, thanks for reading this update!! I enjoy sharing parts of our flipping journey here on my blog and it’s always nice to hear your feedback.  I’ll be sharing the address and link to the open house flyer next week, so if anyone would like to come, see it in person, and shop from the furniture/decor feel free!! 

XOXO, 

Megan